A guide to home inspection costs in 2026

The home you fell in love with during the open house could be hiding expensive surprises. A professional home inspection can uncover issues even the sharpest eye may miss during a casual walkthrough. Everything from the foundation’s structural integrity to the roof’s condition will be examined.

Though a home inspection can be waived, skipping this expense could be a mistake and leave you on the hook for thousands of dollars in repairs you didn’t know needed to be made. In some cases, sellers may pay for a pre-inspection to get their homes ready to sell. To help you budget carefully as you buy a house and avoid future financial headaches, we’ve put together a comprehensive breakdown of what home inspections generally cost in 2026.

How much does the average home inspection cost?

Home inspections usually cost around $343, with most homeowners paying between $296 and $424, according to HomeAdvisor data from October 2025. The amount you pay can vary based on where you live, the size and age of the home, and whether you need any additional specialized inspections.

If you’re buying a new-construction home, your inspection costs can vary. A single final inspection usually falls in a similar price range, but if you opt for phase inspections, like foundation, pre-drywall, and final walkthrough, you may pay more since each one is usually billed separately.

What determines the cost of a home inspection?

Home inspection costs can vary, and knowing what influences the price can help you budget when it’s time to schedule one. Here’s how each factor can affect what you pay.

Location

Where you live plays one of the biggest roles in inspection prices. Costs can differ from city to city based on local demand, labor rates, and the typical size and age of homes in the area.

According to HomeAdvisor, here are a few examples of average home inspection costs across the U.S.:

• Atlanta: $320
• Chicago: $320
• Houston: $350
• Los Angeles: $330
• Miami: $300
• New York: $450
• Philadelphia: $450

Square footage

Another big cost factor is the size of your home. Because larger homes take more time to inspect, you can usually expect to pay more as the square footage goes up.

Here’s what you might expect to pay based on the size of your home.

• Less than 1,000 sq. ft.: $200–$250
• 1,000–1,500 sq. ft.: $225–$325
• 1,500–2,000 sq. ft.: $250–$375
• 2,000–2,500 sq. ft.: $275–$400
• 2,500–3,000 sq. ft.: $300–$500

To give you an idea of home size in the U.S., the median size of a completed single-family home in 2024 was 2,146 square feet, according to the U.S. Census.

Since inspectors usually use the home's square footage to estimate the inspection cost, you'll want to make sure you include all areas of the home, such as basements, attics, and porches. If you’re unsure, sharing how many rooms and floors you have usually works too.

Property type

From single-family homes to condos to mobile homes, the type of property you're buying also affects how much you’ll pay for an inspection. Each home has its own personality, features, systems, and quirks that can require different levels of time and attention, which can impact the overall cost.

Similarly, age and condition make a difference too. For example, older homes or properties that need a little more TLC often take longer to look over and may cost more to inspect.

Inspector

Since there isn’t set pricing for inspections, your rate can vary from one home inspector to the next. Their level of experience, training, and even attention to detail can all make a difference in the price they quote you. That’s why it’s a good idea to get a few different quotes and compare your options.

When you’re comparing inspectors, look for proper certifications and licensing. This shows the inspector has completed the training, hands-on practice, and testing needed to do the job well. In most states, inspectors are legally required to have this, so it’s an important first step.

It also helps to check whether they belong to professional groups like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI). Being part of these organizations is a good sign since they hold inspectors to clear standards, encourage ongoing learning, and help make sure you’re working with someone you can trust.

What’s included in a home inspection?

During your inspection, the inspector will walk through the home with a trained eye and specialized tools, looking for anything that could cause problems down the road.

Here’s a simple breakdown of some of the areas and systems they’ll check.

• Roof
• Electrical system
• HVAC system
• Plumbing
• Insulation
• Windows
• Exterior
• Interior
• Electrical
• Foundation
• Drainage
• Appliances, like the microwave, dishwasher, range, and oven

What is a special home inspection?

Standard home inspections only cover certain parts of your home, so some areas or systems might go unchecked, which could lead to issues later on. For this reason, you can add specialty inspections that take a closer look at common problems like mold, radon, aging foundations, or damaged sewer lines.

While adding extra inspections does increase your costs, they can help prevent bigger, more expensive problems in the long run, which may give you peace of mind when buying a home.

Remember that there are also pest-focused inspections for issues like termites, rodents, bed bugs, bats, or cockroaches if you’re worried about unwanted visitors.

How much does a special home inspection cost?

Just like basic home inspection costs, the price of a special inspection can vary as well based on the type of work involved, the professional you hire, and where you live.

Let's break down some of the common specialty inspections and what they cost on average.

• Asbestos inspection: $490
• Mold inspection: $660
• Radon testing: $250
• Termite inspection: $75 to $325
• Sewer scope: $270 to $1,734 
• Pool inspection: $200 to $500
• Septic inspection: $200 to $900
• Indoor air quality inspection: $292 to $584
• Lead-based paint inspection: $300 to $700
• Soil testing: $10 to $40 per sample
• Foundation inspection: $300 to $750

Is the cost of a home inspection worth it?

You can think of a home inspection like checking under the hood of a car before you buy. It helps you spot problems early on, so you’re not surprised later. While it's completely optional, choosing not to get one could end up costing you thousands of dollars in repairs you didn’t expect.

Let’s say you waive the home inspection because the house you have your eye on has multiple offers. After you move in, you learn the foundation is cracked and the repair will cost over $10,000. Not only that, but skipping the inspection also means that once you close on your home, most problems are now yours to fix. You only have a legal case if you can prove the seller hid the issue on purpose, which is pretty hard to do.

Keep in mind that if you do find anything of concern during the inspection, you can ask the seller to fix it or lower the price.

FAQ

Still have questions about home inspection costs? You’re not alone; here are some of the most common questions buyers have.

Who pays for a home inspection?

In most cases, the buyer pays for the home inspection. That said, buyers aren’t always stuck with the bill. If the circumstances allow, like if the seller is motivated to sell the home, you can ask the seller to contribute or pay for it as part of the agreement.

Can I choose my home inspector?

Yes, you usually have the freedom to pick your home inspector. Your real estate agent may offer some recommendations, but you can also ask people you trust or research inspectors on your own to make sure you feel good about your choice.

How long does it take to complete a home inspection?

Home inspections usually take about two to four hours to complete. After that, your report usually comes back in about one to three days. But remember, the time it takes for your inspection ultimately depends on things like the size and age of your home, along with any extra features, like a pool, or specialty inspections you’ve requested.

If you’d like to get a better idea of what to expect, don’t hesitate to ask your inspector, since they will be able to give you a more accurate estimate based on your home.

Does a home inspection cost the same as a home appraisal?

No, they don’t cost the same amount, but it can be close. According to HomeAdvisor, home appraisals usually cost around $358, while home inspections typically cost about $343. While the average costs are close, remember that the exact amount you’ll pay for either service can vary based on things like your location, the type of property, and the size of the home.

Is a home inspection included in closing costs?

Unfortunately, no. Home inspections generally aren’t part of closing costs, and you’ll need to budget for it if you decide to get one. Even though they’re optional, the cost is well worth it since an inspection can reveal important issues before you're locked into the purchase of your new home.

The bottom line: A home inspection is an investment

An inspection can help you understand the real condition of a house, not just what you see when walking through. It can help spot safety and health concerns, hidden damage, and future repair costs, which gives you a better idea of the fixes the home may need over time.

While a home inspection is optional, many buyers find it worth the upfront cost. With an average price of around $343, this added expense can save you thousands if it helps you avoid major repairs down the line.

If buying a home feels like the next right step, you can start the mortgage process with Rocket Mortgage.